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Pull up Banners QUEENS ROAD OFFICE CONSULTATION Welcome This exhibition is hosted by Southwark Council to share plans for its proposed new offices on the site 133-137 Queens Road, Peckham. We are working up these proposals in consultation with councillors, officers, stakeholders and members of the public. Please take a moment to read about the scheme and feel free to ask questions to members of the project team here today. Please also fill out a feedback form to let us know what you think. INTRODUCTION TO THE SCHEME At present the council’s offices and its services are spread across many locations. Not only is this inefficient, many of these buildings are no longer fit for purpose. Importantly, some of the sites will be freed to deliver much-needed council housing. We propose to consolidate six of the council’s offices in one new building. Our proposals are for a modern office block, two and three storeys in height, built with a range of materials that complement the established textures and tones of the area. It is located in the centre of the borough in Peckham between Queens Road and Asylum Road. It has two street frontages, one onto Queens Road of approximately 20 metres long, and a secondary frontage onto Asylum Road of approximately 60 metres in length. ABOUT THE TEAM Southwark Council is leading the project. The council is supported by a team of technical consultants with a lot of experience of designing schemes such as these. This includes planners, architects, landscape consultants and community consultation consultants. QUEENS ROAD OFFICE CONSULTATION Context 43 to 48 to 43 37 THE SITE STAVELEY CLOSE 116 52 Viaduct 28 ASYLUM ROAD 60 to 55 STATION PASSAGE 27 The site is located at 133-137 Queens Road, 126 to 121 42 Peckham. It occupies a prominent location close KING'S GROVE 67 to 72 to 67 40a 40b 18 38 to the junction of Queens Road and Asylum 126 17 126a Road with frontages on both streets. 16 30 79 to 84 to 79 Queens Road Peckham 85 to 90 to 85 5 7 to 9 3 20 1 THE SITE 96 to 91 2 MP 2.75 2c 10 1 to 6 8a 8b 2b 6a 6b 2a 4 2b 2c 123 14 to 17 Regal Row 1 a 125 2a 127 8 to 1 TCB Lodge Astbury 131 1 to 12 13 139 to 10 1 to 6 LB 5.3m SP TCB QUEENS ROAD 151 to 155 165 to 171 173 177 179 Shelter 5.4m 90 Shelter 14 13 2 1 24 100 23 12 11 134 148 Joe Richards 142 House 132 FB 1 2 17 18 Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432 HISTORY OF THE SITE The current terraces on Asylum Road and the Queens Road frontage were complete by The first recorded evidence of development on 1874 and despite some bomb damage during the site is in the mid-19th century when maps WWII, remained in place until 1980 when show the presence of residential buildings in the site area was cleared to make way for the the form of the Queens Terrace on Asylum Road current building. (formerly bath road) and Devonish terrace (on Queens Road). First recorded evidence of development, 1862-1871 Asylum Road Terraces evident in 1874 ABOUT THE QUEENS ROAD OFFICE experience and better facilities for Southwark residents who will be able to more easily access This site will consolidate a number of council the services we provide from a high quality new offices that are currently located in buildings office in a single location. The services that will across the borough: Bournemouth Road, be located at this office will include housing Sumner House, East Dulwich Road, St Mary’s solutions, the multi-agency safeguarding hub, Road, Curlew House and Talfourd Place. After and looked after children. a review of possible locations in the borough, the site on Queens Road was identified as the Around 390 employees will be based at the best location due to its excellent transport new Queens Road office on any given weekday, connections, proximity to other council offices with many spending time out of the office. on Queens Road, and its central location We consulted extensively with employees to making it more easily accessible for residents. understand the types of requirements that The services previously delivered at these they would like to see in a modern office offices across the borough will now all be building. The feedback was used to inform the delivered from a single office on Queens current proposals. Road. We believe this will lead to an improved Peckham Rye Station New office location Queens Road station QUEENS ROAD OFFICE CONSULTATION Proposed Scheme Replacement tree planting Fire Escape Fire Public Entrance Public BUS STOP Fire Escape 50.72 FFL Secure Store for 42 Lift car Lift car Cycles Secure Store Ground Floor Plan Floor Ground Plant Room for 42 Cycles north north MAIN ELECTRICAL SWITCHROOM Fire Escape gas meter ramp 1:24. Refuse STOREROOM roller shutter + Recycling ramp ramp 14800 1:20 1:20 professionals Ch.Ped. Staff Ch.Ped. other Ch.Ped. Ch.Ped. Ch. Ch.Ped. Ch.Ped. Ped. Secure Staff BUS STOP Entry Vehicles Vehicles In New tree planting Out The building will comprise two elements; a two- ON-SITE SUSTAINABILITY storey building on the Queens Road frontage A BREEAM “excellent” rating will be sought and a larger, Three-storey building to the rear for this building. It is one of the highest fronting Asylum Road. A two-storey link will sustainability ratings possible for a building of connect the two buildings. This reflects the this type and its features will include: general height and massing of buildings on both Queens Road and Asylum Road. The main • Photovoltaic panels (solar or PV’s) on the public entrance to the office will be located on roof to reduce the need for fossil fuel based Queens Road. energy sources. Materials will be selected to complement the • Batteries will be used on this building to established textures and tones in the area. Brick store the energy from the PVs to use in the or stone would be suitable at the ground floor building first before exporting spare energy level and part of the 1st floor for its robustness to the grid. and texture. • A ‘green’ roof will provide habitats for bees Familiar London Stock / buff will be used on and insects, give shelter to a range of small the rear elevation where the façade faces the invertebrates and reduce rainwater run off gardens of the King’s Grove residences. Timber rates. is a preferred material for the visual screening to • A SUDS drainage system will cater for surface windows in this area. Elsewhere, at higher level, water, to prevent flooding of the drainage a rainscreen in a metallic colour could reflect system. the buff brick of its neighbours. • Mechanical Service plant and components will be specified to reduce energy, waste and pollution. • Electricity charge points will be provided for pool cars, to encourage the use of non- polluting vehicles. • Sustainable materials and manufacturing methods will be at the forefront in specifying the works, for example: LED external lighting; time controllers; ethically sourced materials; use of materials produced from recycled content; contractor to recycle waste materials where possible. Queens Road Elevation Asylum Road Elevation QUEENS ROAD OFFICE CONSULTATION Landscape and Ecology Our proposals also include our landscape areas which aim to create an attractive and stimulating external environment around the offices. EXTERNAL AREAS We have proposed garden areas around the western and northern side of the building, which will include places to sit and shrub planting. PUBLIC OPEN SPACE ECOLOGY AND WILDLIFE We are looking at ways to improve and We have made every effort to retain as many enhance public open space around the site. trees as possible on site. However, in order to One suggestion is to plant more trees in the accommodate the new building, we will have to square outside the station entrance on Asylum remove 10 (category B and C) trees. To reduce Road. We would welcome feedback from the impact of this loss of trees, we propose to residents on what we might be able to do as plant replacement trees on the west and east part of these proposals. boundaries. SCREENING Our environmental appraisals found that no habitats of principal importance were present The western site boundary abuts the private within the site and those habitats present were rear gardens of residential properties on King’s of limited value to wildlife. Grove. We propose to plant climbers along the existing 2m high brick wall and trellis that defines the current boundary. In addition, we propose to plant new trees either side of an existing Thames Water sewer to provide further screening. Again, we would welcome feedback on what else we might be able to do to mitigate the impact on residential properties. QUEENS ROAD OFFICE CONSULTATION Design principles The aim of this process is to design a contemporary, sustainable office building that not only provides the required accommodation for council services but also enhances the appearance of the street scene, and reintroduces the original townscape structures lost when the existing building was constructed in the 1980s. To achieve this, the Queens Road facade will We are mindful of the need to ensure that the reconnect with its neighbours to reflect a mass, height and position of the building is continuous retail frontage and the terrace style such that it does not significantly compromise that was formerly in place on Asylum Road will the amenity enjoyed by occupants of adjacent be restored.
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